3037 Massey Rd · Everson, WA 98247

$434,900

3 bd · 2.0 ba · 1,548 sqft · SingleFamily · 113 Days on market

Built 1900 1.55 ac lot $281/sqft · 23% below area Est $562k · 23% under ↓ 13% since listing

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Schools +5.5/10.0
• Livability +3.4/5.0
• Cash flow +3.3/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Unlock the Potential – 1.55 Acres, 9200+ SqFt of Outbuildings, Endless Possibilities! Bring your vision to this 1,548 sq ft fixer-upper, nestled on a generous 1.55-acre lot. With over 9,200 sq ft of permitted outbuildings, the opportunities here are vast — whether you're dreaming of a workshop, storage, or something entirely unique. The home itself is ready for a full makeover, offering a blank canvas for your creativity. The outbuildings, though in need of some TLC, hold incredible potential for transformation. Whether you're an investor, entrepreneur, or someone looking to build a live-work space, this property is your opportunity to make it truly special

Key facts

• Blank canvas
• 1.55 acres
• Incredible potential

Tags

• 1.55 ACRES
• PERMITTED OUTBUILDINGS
• FIXER-UPPER
• BLANK CANVAS
• INCREDIBLE POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $435k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (55.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (49.6% below list).
• Recommended offer: $194k (55.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 67/100 on livability (#294 in WA) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A, housing A; Watch: schools C-, employment C-, cost of living C-.
• Nooksack Valley School District (rural): math 59% / reading 65% proficiency, ranked #50 of 291 in WA (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 62 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,190 units permitted in Whatcom County in 2024 (327 in 5+ unit buildings).

Forward outlook

• In year one you build about $46k of equity ($3k loan paydown + $43k appreciation (10.0% local appreciation)).
• Whatcom County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$75k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($396k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $64k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $194,418 (55.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 55% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.50% ✗
• Cap rate: 2.54%
• Cash-on-cash: -13.42%
• DSCR: 0.40
• GRM: 16.5

CMA / ARV

• ARV (median comp): $562,303
• List price: $434,900
• Delta: -22.66%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7420 Emerson Rd	0.61mi	3/1.0	1,392 (-10%)	9mo	$570,000	$409	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.9%
• Equity multiple: 2.23×
• Total profit: $150,242
• Equity at exit: $391,792

10-year hold

• IRR: 14.7%
• Equity multiple: 5.19×
• Total profit: $510,792
• Equity at exit: $844,915

Cash invested: $121,772 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 28 Tenant-Leaning
• State Washington: 28 Tenant-Leaning · D+8
• County: — inherits STATE
• City: — inherits STATE

Just-cause statewide (2021); Seattle layers rent control restrictions + relocation assistance; very tenant-friendly.

Methodology + full state rankings →

ZIP-level market 98247

• Home prices YoY: 2.2%
• Active inventory: 62
• Price-to-rent: 16.5×

Monthly cashflow live

• Estimated rent: $2,191 high
• Mortgage (P&I): −$2,281
• Tax from tax record: −$631 /mo · $7,568/yr
• Insurance: −$181
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $-1,361

Break-even live

Break-even rent $3,915

Max offer price $194,418

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $108,725
• Closing costs: $13,047
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 Thendara Park Dr Everson, WA	2.0	2.0	1075	$1,800	$1.67	13d	1	1.03mi
103 Thendara Park Dr Unit D Everson, WA	2.0	1.5	1075	$1,800	$1.67	13d	1	1.03mi
313 E Main St Everson, WA	3.0	2.0	1170	$2,350	$2.01	13d	1	1.14mi
211 Baker St Unit C Everson, WA	2.0	3.0	1400	$2,200	$1.57	13d	1	1.21mi
110 W 3rd St Everson, WA	3.0	2.0	1300	$2,000	$1.54	21d	1	1.41mi

Listing history 20 events

1. 2026-06-18
   days on market $434,900 Active 113 DOM
2. 2026-06-17
   days on market $434,900 Active 112 DOM
3. 2026-06-16
   days on market $434,900 Active 111 DOM
4. 2026-06-15
   days on market $434,900 Active 110 DOM
5. 2026-06-14
   days on market $434,900 Active 108 DOM
6. 2026-06-13
   days on market $434,900 Active 107 DOM
7. 2026-06-10
   days on market $434,900 Active 105 DOM
8. 2026-06-09
   days on market $434,900 Active 104 DOM
9. 2026-06-08
   days on market $434,900 Active 103 DOM
10. 2026-06-07
    days on market $434,900 Active 102 DOM
11. 2026-06-02
    days on market $434,900 Active 97 DOM
12. 2026-06-01
    days on market $434,900 Active 96 DOM
13. 2026-05-31
    days on market $434,900 Active 95 DOM
14. 2026-05-30
    days on market $434,900 Active 94 DOM
15. 2026-04-29
    status Active
16. 2026-04-29
    price $434,900
17. 2025-09-30
    status Pending
18. 2025-09-12
    price $449,000
19. 2025-08-22
    price $475,000
20. 2025-07-29
    listed $499,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast WA · Resets to sale price

• Current annual tax: $7,568 · $631/mo
• Projected year-2 tax: $7,568 · $631/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $26,298
• − Mortgage interest: −$24,361
• − Property taxes: −$7,568
• − Insurance: −$2,174
• − Repairs & maintenance: −$2,104
• − Management: −$2,104
• − Depreciation: −$12,652
• Taxable loss: −$24,666
• Est. tax savings @ 24.0%: +$5,920
• After-tax cash flow: $-10,416/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Nooksack Valley School District
• NCES district ID: 5305670
• Math proficiency: 59% ▲ 1.00%
• Reading proficiency: 65% ▼ -3.00%
• Median HH income: $55,264
• Composite: 54.76/100
• National rank: #2832
• State rank: #50 of 291 in WA

Livability — Everson

• Score: 67/100
• State rank: #294
• US rank: #10287

Category grades

Amenities F Commute A Cost of living C- Crime A+ Employment C- Housing A Health & safety D User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Whatcom County · 209,776 people
• Metro: Bellingham, WA
• Population (ZIP): 9,115
• Household income: $88,724
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 342.0

Population outlook (Whatcom County) Hauer SSP2

• Today (2025): 240,408 people
• By 2030: 254,667 · +5.9%
• By 2040: 281,365 · +17.0%
• By 2050: 307,592 · +27.9%
• By 2075: 375,576 · +56.2%
• By 2100: 421,637 · +75.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 19% Two or more races 8% Asian 3% Native American 3%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Iranian 12% Portuguese 4% Italian 3%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 82% English-only · Spanish 14% Vietnamese 2% German/W. Germanic 1%

Political lean MEDSL · Whatcom

• 2024 margin: Strong D (+24.9) · D 60.8% · R 35.9% · Other 3.3%
• 2008→2024 swing: +6.9pp toward D · 2008: 18.0pp · 2024: 24.9pp
• All cycles: 2024: D+24.9 2020: D+23.9 2016: D+17.7 2012: D+12.1 2008: D+18.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.90%
• Current HPI: 744.59
• Rent YoY: —
• Metro: Bellingham, WA
• State GDP YoY: ▲ 4.65%
• F500 in state: 22

Industry mix (Fortune 500 HQ in WA)

Industry	F500 HQs	Revenue
▸Retail	2	$269B
▸Technology / Retail	1	$638B
▸Technology	1	$245B
▸Telecommunications	1	$38B
▸Food / Beverage	1	$36B
▸Automotive / Trucks	1	$34B

Price history

-12.8% since first listed

6 events — show timeline

• 2026-04-29 Relisted — NWMLS as Distributed by MLS Grid
• 2026-04-29 Price Changed $434,900 NWMLS as Distributed by MLS Grid
• 2025-09-30 Pending — NWMLS as Distributed by MLS Grid
• 2025-09-12 Price Changed $449,000 NWMLS as Distributed by MLS Grid
• 2025-08-22 Price Changed $475,000 NWMLS as Distributed by MLS Grid
• 2025-07-29 Listed $499,000 NWMLS as Distributed by MLS Grid

Property tax history

+6.5%/yr

Latest (2017): $7,568 · +0.3% YoY. Source: county tax records.